July 23, 2026 - Shelby County Appraisal District (SCAD) is in the process of certifying the 2026 appraisal roll and its system will be unavailable beginning Thursday, July 23, 2026 until Tuesday, July 28, 2026.
Beginning Tuesday, July 28, 2026, the appraisal staff will resume with normal function within the district’s software.
Each year, Texas Appraisal Districts will Certify the Appraisal roll by July 25th only if 95% of the value is not under ARB protest. By July 20, the ARB must finish the majority of their hearings and approve the appraisal records with no more than 5% of their total appraised value remaining under ARB protest.
Once the ARB approves the appraisal records, those records then become the appraisal roll. The appraisal roll consists of all taxable property within the unit’s boundaries. By July 25, the chief appraiser must certify the appraisal roll to each taxing unit. The tax assessor then turns the certified appraisal roll into the certified tax roll for property tax billings.
The Post-certification Remedies Phase
After the appraisal roll is certified, most avenues for protesting have expired or have been exhausted, leaving limited ways to protest.
- Section 41.411 allows an owner to pursue a protest for failure to give notice. The property owner must file the protest under this section before the date the taxes become delinquent, January 31 and be able to substantiate and establish that the chief appraiser or ARB failed to deliver a notice that they were entitled.
- Section 25.25(c) of the Texas Property Tax Code, allows a property owner or chief appraiser to file motion to correct the appraisal roll for any of the 5 proceeding tax years for: 25.25(c) (1) clerical error, (2) multiple appraisals of a property, (3) inclusion of property that does not exist, (4) January 1 ownership error.
- Section 25.25(c-1) allows for the property owner or chief appraiser to file a motion to correct changes in the appraisal roll for the current and proceeding 2 years for an error or omission on a rendition statement filed under Chapter 22. The roll may not be changed if: o The property owner failed to file a rendition timely and was assessed a late filing penalty. o The property was the subject to a protest under Chapter 41, the ARB had a hearing and order of determination of the protest. o The property was subject of a previous motion filed, chief appraiser and owner agreed to the correction, the ARB determined the motion, or the ARB determined the owner forfeited the right for failing to comply with payment requirements. o The appraised value of the property was established as a result of a written agreement between the chief appraiser and owner.
- Section 25.25(d) allows for an owner to file a motion for substantial error. The error may not be corrected unless the appraised value is: o 25.25(d) (1) determined to be 1/4 the corrected value that qualifies as residence homestead. o 25.25(d) (2) determined to be 1/3 the corrected value that does not qualify as residence homestead
Please refer to Texas Property Tax Code Section 41.411 and 25.25 for more information.
Please note that many of the post certification remedies are not available if an ARB hearing was conducted and an order of determination made, or if you or your authorized representative signed a settlement agreement.
The District will provide information about the process, but we cannot provide legal advice.
